2, ORCHARD PLACE, BERRYCOOMBE ROAD, BODMIN, PL31 2TS - £220,000

Based on the January 2025 Price Paid Data (released on 3rd March 2025), the December 2024 House Price Index (released on 19th February 2025), and the January 2025 Energy Performance of Buildings Data (released on 27th February 2025). Sources

2 ORCHARD PLACE is a small semi-detached house of 98m², built sometime between 2003 and 2006. It was last sold for £220,000 in January 2021, which was around 11% below the average January 2021 semi-detached price in the Cornwall local authority area. The most recent EPC inspection was April 2016, where the current energy rating was C, and the potential energy rating was B.

2 ORCHARD PLACE Sold Prices

Land registry data shows three sales for 2 ORCHARD PLACE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average semi-detached price in the Cornwall local authority area for the corresponding sale date. One of the three 2 ORCHARD PLACE sales was for below the average price, whilst two were for above the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2021 15 JAN	£220,000	£246,940	11% below HPI
2016 17 AUG	£200,000	£198,146	1% above HPI
2004 24 JUN	£189,000	£159,853	18% above HPI

2 ORCHARD PLACE Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Cornwall local authority area over time, sourced from the HPI. The three 2 ORCHARD PLACE sales between June 2004 and January 2021 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the August 2016 sale was for 1% above the HPI. So the extrapolation line tracks at 1% above the HPI over time, until the January 2021 sale, where it falls to 11% below the HPI. The line then continues to track at 11% below the HPI.

What might 2 ORCHARD PLACE be worth now?

2 ORCHARD PLACE might now be worth an estimated £261,363.

This is based on house price inflation of 18.8%, between January 2021 and December 2024, for semi-detached houses, in the Cornwall local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 18.8% inflationary increase is applied to the most recent sale price for 2 ORCHARD PLACE of £220,000 on 15th January 2021. For the value to have increased from £220,000 to £261,363 over the two years and one month to December 2024, the following assumptions must hold true:

• The value of 2 ORCHARD PLACE has moved in line with the HPI for semi-detached houses in the Cornwall local authority area.
• The January 2021 sale price of £220,000 represented a fair market value for the property.
• The size, condition, and specification of 2 ORCHARD PLACE has not materially changed since January 2021.

How Large is 2 ORCHARD PLACE?

2 ORCHARD PLACE is 98m² according to the EPC inspection conducted in April 2016. This puts it in the smallest 40% of semi-detached houses houses in Bodmin, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Bodmin, and where 2 ORCHARD PLACE lies on this distribution: 34% of semi-detached houses houses are smaller than 2 ORCHARD PLACE, and 66% of houses are larger. Note that EPC data is not available for all properties in Bodmin.

2 ORCHARD PLACE: Plot and Title Map

2 ORCHARD PLACE sits on a plot of roughly 0.051 of an acre, or 207m². The below map shows the location of 2 ORCHARD PLACE, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of 2 ORCHARD PLACE). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is 2 ORCHARD PLACE?

2 ORCHARD PLACE is located on BERRYCOOMBE ROAD in BODMIN, in the PL31 postcode district. The below map shows the position of 2 ORCHARD PLACE on BERRYCOOMBE ROAD.